Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Q3 2025
Daft.ie House Price Report
Overview 3
Commentary 6
National Findings 7
Dublin 16
Other Cities 22
Rest Of Leinster 28
Munster 35
Connacht-Ulster 41
Contents
Daft.ie House Price Report Q3 2025 | Overview
List price inflation has eased slightly, from 7.5% to 5.9%, since the first
quarter – matched by transaction price trends
National housing prices indices
(mix-adjusted, 2016=100)
The Daft.ie National List Price Index was 5.9% higher in
the third quarter than a year ago – a slight moderation
on the rate of inflation seen at the start of the year
(7.5%)
This is also seen in the Daft.ie National
Transaction Price Index, where early signs point
to a lower rate in Q3 than in Q2 (7.8% vs 9.1%)
Prices are now 39% above pre-Covid levels and 10%
below Celtic Tiger peaks
The increase in prices since Covid has been
uneven across the country: from 27% in Dublin to
59% in Connacht-Ulster
In Q3, the national average price of a three-bed
semi-detached property was €421,261
Transacted housing pricesListed housing prices
3
Daft.ie House Price Report Q3 2025 | Overview
The availability of homes for sale was largely unchanged, year-on-year,
with gains in Dublin offsetting falls elsewhere
Stock of homes for sale and inflow/outflow,
by month
On September 1st, there were a total of 11,925
second-hand homes for sale nationwide, up
marginally (1%) on the same date a year previously
Nonetheless, availability is less than half the
2015-2019 average
An increase in the availability of homes for sale in
Dublin offset falls elsewhere
Stock in Dublin rose 8% year-on-year, while
Connacht–Ulster also recorded an increase (+3%)
– while there were falls in the four other cities
(-9%) and Leinster (–5%)
The number of second-hand homes listed for sale in
the year to August was up marginally year-on-year but
still just one quarter below the 2015-2019 average
OutflowInflowStock (RHS)
4
Daft.ie House Price Report Q3 2025 | Overview
‘Market heat’ – the gap between initial listed price and transaction price
– reached a new high in Q3, at 7%
Typical gap between initial listed price and
ultimate transaction price
The typical property sold in 2025 Q3 went for 7%
more than its initial listed price, an all-time high for
a series that extends back to 2010
The gap is largest in Dublin (+8.5%) and Munster
(+8.4%), although all regions are seeing record
gaps
This reflects falling activity in the second-hand market –
nationwide, greater transactions of new homes in
Dublin offset falls in second-hand activity elsewhere
5
Daft.ie House Price Report Q3 2025 | Commentary
During the mid-2010s, Dublin’s housing market led the charge, with the largest
percentage increases of any of the five major regions covered in the report
But in the last few years – especially since covid19 – Dublin has seen prices rising
but at a slower rate than elsewhere
The graph below shows the average annual growth rate (AGR) of prices by region
for two periods, 2012-2020 and 2020-2025. Prices in the capital have now been
growing slower than the national average in 28 of the last 29 quarters. Prices rose
fastest in Connacht-Ulster – in the year to September - the 13th time in 20
quarters it saw the fastest annual growth of the five regions
New homes, especially in Dublin, are keeping up activity levels, as the
second-hand market falters. By all measures – stock, flow and transaction volume
– supply remains tight. Higher interest rates have had a knock-on effect on the
second-hand market, making the new-homes segment more important. Indeed,
the stable level of transactions in the year to June (vs one year earlier) is down to
the number of new homes sold in Dublin.
Of nine other segments, only Munster new-builds saw a substantial
increase in the same period
Second-hand activity in Munster, however, fell substantially – with all
five regions recording a fall
However with institutional, mostly non-profit, buyers playing a bigger role, more
activity does not necessarily mean relief for would-be homebuyers
Demand shift away from Dublin continues – even as new home activity
in the capital is keeping up activity levels
Commentary by Ronan Lyons, Professor in Economics at
Trinity College Dublin & author of the Daft.ie Report
2020s
2010s
Average annual growth rate of listed
prices, by market and period
Annual change in volume of transactions,
by segment, year to June 2025
Other Major Cities
Dublin
Munster
Leinster
Connacht-Ulster
6
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
National findings
Q3 2025
Daft.ie House Price Report
List prices rose by 5.9% in the year to September 2025
According to the Daft.ie List Price Index,
sales prices nationally were 0.8% higher
in the third quarter than three months
earlier – and 5.9% higher than a year ago
In the third quarter, the national average
price of a three-bed semi-detached
property was €421,261
Prices are now 39% above their
pre-covid levels and 10% below their
Celtic Tiger peak
National Index of listed housing prices, (Mix-adjusted,
2016 =100)
Daft.ie House Price Report Q3 2025 | National Findings
8
The total number of homes for sale on September 1st was below 12,000
– largely unchanged on a year ago
On September 1st, there were a total of
11,925 second-hand homes for sale
nationwide, up marginally (1%) on the
same date a year previously
Nonetheless, availability is less than half
(down 52%) compared to the
2015-2019 average
The number of second-hand homes
listed in the 12 months to August was
just under 52,000, up 1% year-on-year
but still about 25% below the 2015-2019
average
Stock of homes for sale and inflow/outflow,
by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | National Findings
9
Dublin Other Cities Leinster Munster Connacht-Ulster
3-bed semi-d €557 4.0% €385 6.8% €347 5.7% €303 5.3% €255 13.8%
4-bed semi-d €755 -0.2% €472 8.5% €435 7.8% €367 2.0% €296 10.9%
2-bed detached €507 9.3% €263 5.9% €219 7.2% €175 16.2%
3-bed detached €651 -2.4% €429 4.8% €375 10.0% €323 8.4% €257 12.9%
4-bed detached €980 2.4% €596 2.7% €530 8.2% €463 6.7% €377 9.3%
5-bed detached €1,277 3.7% €700 3.1% €620 4.8% €534 9.1% €474 11.6%
2-bed terraced €445 5.7% €262 4.5% €280 7.6% €220 16.9% €155 -2.7%
3-bed terraced €505 5.4% €323 9.5% €317 7.2% €260 9.8% €217 14.4%
4-bed terraced €710 7.6% €392 5.2% €386 7.7% €293 9.7% €232 -2.3%
1-bed apartment €319 4.8% €251 18.9% €207 11.8% €201 11.4%
2-bed apartment €392 4.1% €285 7.1% €254 6.3% €208 1.3% €177 9.9%
3-bed apartment €502 7.0% €331 11.4% €337 11.9% €246 0.9% €234 17.2%
Snapshot of average listed price, by region and segment
(ex-Dublin) (ex-Cities) (ex-Galway)
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | National Findings
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
10
Daft.ie House Price Report Q3 2025 | National Findings
Early figures suggest transaction prices nationally rose by an average of
7.8% between 2024 Q3 and 2025 Q3
National index of transacted housing prices
(mix-adjusted, 2016=100)
According to transactions in the Property
Price Register matched to the Daft.ie
database, transaction prices were 2.2%
higher in 2025 Q3 than in Q2 – and 7.8%
higher than the same period last year
In 2025 Q3, the average transaction price
of a three-bed semi-d home was
€450,947
Transaction prices are now 50% above
their pre-covid levels – and 91% higher
than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
11
Munster
Kerry
€498,000
Cork County
€404,000
Clare
€375,000
Limerick County
€390,000
Tipperary
€330,000
Leinster
Meath
€415,000
Kildare
€455,000
Wicklow
€475,000
Longford
€123,000
Offaly
€339,000
Westmeath
€371,000
Laois
€363,000
Louth
€385,000
Carlow
€330,000
Kilkenny
€375,000
Waterford Co.
€367,000
Wexford
€345,000
The median price of a newly built home in the year to June was €435,000, up
almost 9% on the previous year
Connacht-Ulster
Galway County
€420,000
Mayo
€368,000
Roscommon
€325,000
Sligo
€350,000
Leitrim
€375,000
Donegal
€343,000
Cavan
€318,000
Monaghan
€330,000
Four Major Cities
Cork City
€390,000
Limerick City
€392,000
Galway City
€405,000
Waterford City
€299,000
Daft.ie House Price Report Q3 2025 | National Findings
Dublin
City Centre
€865,000
North City
€491,000
South City
€645,000
North County
€495,000
South County
€636,000
West
€475,000
Dublin Leinster Munster
Connacht-Ulster
Four Major Cities
12
Daft.ie House Price Report Q3 2025 | National Findings
In the year to June, there were 57,000 market transactions, unchanged
on the total for a year previously
Change in transaction volume, by region and
segment: year to June 2025 vs. previous 12 months
There were a total of 56,997 housing
market transactions in the year to
mid-2025, effectively unchanged
(-0.05%) in year-on-year terms
While the number of second-hand
homes traded fell by 3.3%, this was
offset by a 14% increase in the volume
of new homes traded
A significant rise in transactions of new
homes in Dublin (+1,267) offset falls in
other segments, including second-hand
homes outside the cities (-1,054)
13
Daft.ie House Price Report Q3 2025 | National Findings
Market heat, the gap between listed and transaction price, has grown
sharply since 2023, reaching 7% nationally
Second-HandNew
Typical gap between initial listed price and
ultimate transaction price
The typical property transacted in
2025 Q3 sold for 7% more than its
initial listed price, reflecting the upward
path of prices between initial listing and
transactions
This marks an all-time high for a series
that extends back to 2010
In Dublin (+8.5%) and Munster (+8.4%),
the typical gap is even greater – with
Leinster (+5.2%) and Connacht-Ulster
(+5.3%) also seeing record gaps but
smaller
Note:: For properties in the Daft database and the Property Price Register, it is possible to
compare the initial listed price with the ultimate transaction price – properties without an
Eircode in the PPR may not be matched.
10%
5%
0%
-5%
-10%
-15%
14
Westmeath
Laois
Carlow
Kilkenny
Wexford
Waterford Co.
€3,072
€2,670
€2,863
€3,232
€2,809
€3,136
City Centre
North City
South City
North Co.
South Co.
West Co.
€5,849
€4,952
€6,158
€4,776
€6,750
€4,336
Dublin
Transactions in Connacht-Ulster rose by 5% in 2025 Q2 – with a rise new
homes sold offsetting a fall elsewhere
Meath
Kildare
Wicklow
Louth
Longford
Offaly.
€3,507
€3,763
€4,491
€3,078
€1,850
€2,683
Leinster
Kerry
Cork Co.
Clare
Limerick Co,
Tipperary
€2,703
€3,214
€2,707
€2,634
€2,465
Munster
Cork City
Limerick City
Galway City
Waterford City
€3,841
€3,109
€3,793
€2,920
Four Major
Cities
Cavan
Monaghan
€2,221
€3,007
Galway Co.
Mayo
Roscommon
Sligo
Leitrim
Donegal
€2,837
€2,341
€2,205
€2,649
€1,893
€2,098
Connacht-
Ulster
Typical price, per square metre, of a three-bedroom
semi-detached house, 2025 Q3
15
Daft.ie House Price Report Q3 2025
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Dublin
Q3 2025
Daft.ie House Price Report
List prices in Dublin rose by 4.5%, on average, in the year to
September 2025
According to the Daft.ie List Price Index,
sales prices in Dublin were 0.3% higher
in the third quarter than three months
earlier – and 4.5% higher than a year ago
The average price of a three-bed
semi-detached house in Dublin in Q3
was €612,824
Prices in Dublin are now 27% above
their pre-covid levels and 8% below
their Celtic Tiger peak
Index of listed housing prices, Dublin
(Mix-adjusted, 2016 =100)
Daft.ie House Price Report Q3 2025 | Dublin
17
There were almost 3,400 homes for sale in Dublin on September 1st –
up 8% on a year ago
On September 1st, there were a total of
3,358 second-hand homes actively for
sale in Dublin, up 8% on the same date a
year previously
Nonetheless, availability is still 15%
below the 2015-2019 average, although
the gap is smaller than elsewhere
The volume of second-hand homes listed
in Dublin in the year to August was
almost 18,000, up 8% year-on-year and
17% above the 2015-2019 average
Stock of homes for sale and inflow/outflow,
Dublin, by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | Dublin
18
Dublin
City Centre
North Dublin
City
South Dublin
City
North Dublin
County
South Dublin
County
West Dublin
3-bed semi-d €627 5.2% €547 4.8% €690 4.9% €507 4.4% €728 5.0% €460 6.7%
4-bed semi-d €689 -3.7% €890 4.1% €675 4.5% €982 7.8% €571 3.8%
2-bed detached €408 1.4% €641 7.5% €424 6.0% €687 15.7% €368 10.6%
3-bed detached €573 6.0% €794 -1.1% €555 -14.9% €895 5.3% €500 17.8%
4-bed detached €963 2.3% €1,032 7.4% €902 13.0% €1,160 -0.2% €656 -1.0%
5-bed detached €1,235 20.7% €1,317 3.6% €1,056 12.8% €1,531 7.1% €848 -6.5%
2-bed terraced €455 7.5% €414 3.9% €452 5.7% €373 10.2% €576 -0.2% €376 10.8%
3-bed terraced €552 3.9% €486 6.1% €540 2.1% €466 7.4% €693 -0.4% €410 7.5%
4-bed terraced €720 1.1% €559 -0.6% €1,045 12.6% €711 19.7% €983 17.4% €514 5.2%
1-bed apartment €293 1.2% €292 6.5% €370 6.5% €307 11.3% €381 7.6% €257 7.1%
2-bed apartment €404 2.2% €353 9.7% €502 7.2% €339 6.1% €465 3.1% €311 5.7%
3-bed apartment €575 10.1% €406 8.0% €730 2.0% €479 18.6% €630 8.2% €380 2.4%
Snapshot of average listed price, by region and segment
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Dublin
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
19
Early figures suggest Dublin transaction prices rose by 6.7% between
2024 Q3 and 2025 Q3
Index of transacted housing prices, Dublin
(mix-adjusted, 2016=100)
According to transactions in the Property
Price Register matched to the Daft.ie
database, transaction prices were 1.5%
higher in 2025 Q3 than in Q2 – and 6.7%
higher than the same period last year
In 2025 Q3, the average transaction price
of a three-bed semi-d home in Dublin
was €655,843
Dublin transaction prices are now 39%
above their pre-covid levels – and 71%
higher than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
Daft.ie House Price Report Q3 2025 | Dublin
20
The volume of transactions in Dublin was 4% higher in 2025 Q2 than a
year previously – driven by new homes
Volume of housing market transactions in Dublin,
by quarter and segment
There were a total of 4,580 market
transactions in Dublin in the second
quarter of 2025 – a rise of 4% on the
same quarter a year earlier
The volume of second-hand homes
traded was 4% lower than a year
previously – following two quarters of
modest gains in activity
However, transactions of new homes
soared by 48%, year-on-year – the third
consecutive quarter of substantial
increases in activity
Second-HandNew
Daft.ie House Price Report Q3 2025 | Dublin
21
Daft.ie House Price Report Q3 2025
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Other Cities
Q3 2025
Daft.ie House Price Report
List prices in the four other major cities rose by an average of 5.8% in
the year to September 2025
Sales prices across Cork, Limerick,
Galway and Waterford cities were 0.5%
lower in the third quarter than three
months earlier – but 5.8% higher than a
year ago
The average price of a three-bed
semi-detached property in Q3 was
€386,004
Prices in the four cities are now 39%
above their pre-covid levels and 4%
below their Celtic Tiger peak
Index of listed housing prices, Other Cities
(Mix-adjusted, 2016 =100)
Daft.ie House Price Report Q3 2025 | Other Cities
23
There were almost 900 homes for sale in the four cities on September
1st – down 9% on a year ago
On September 1st, there were a total of
897 second-hand homes active for sale
across Cork, Limerick, Galway and
Waterford cities, down 9% on the same
date a year ago
Availability is now roughly half (55%) of
the 2015-2019 average, with stock for
sale falling now for more than two years
The number of second-hand homes
listed over the last year was just over
4,500, down 3% annually and 13% below
the 2015-2019 average
Stock of homes for sale and inflow/outflow,
four other cities, by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | Other Cities
24
Cork City Galway City Limerick City Waterford City
3-bed semi-d €408 7.4% €391 4.4% €358 7.1% €307 8.4%
4-bed semi-d €500 5.7% €474 7.9% €429 10.5% €385 15.8%
2-bed detached €310 6.5%
3-bed detached €427 4.7% €459 7.6% €354 -4.5%
4-bed detached €609 0.8% €573 0.6% €571 1.5% €494 2.5%
5-bed detached €774 10.7% €625 -3.6% €630 -8.8%
2-bed terraced €272 2.5% €374 8.4% €232 17.1% €188 6.3%
3-bed terraced €328 7.6% €387 8.7% €288 9.8% €226 10.8%
4-bed terraced €396 6.0% €439 3.2% €324 6.0%
1-bed apartment €256 9.8% €288 18.9%
2-bed apartment €300 4.9% €324 9.1% €236 3.7% €168 5.7%
3-bed apartment €338 6.1% €355 1.5% €288 11.6%
Snapshot of average listed price, by market and segment
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Other Cities
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
25
Early figures suggest transaction prices in the four cities rose by 8.3%
between 2024 Q3 and 2025 Q3
Index of transacted housing prices, Four
Major Cities (mix-adjusted, 2016=100)
According to transactions in the Property
Price Register matched to the Daft.ie
database, transaction prices were 2.8%
higher in 2025 Q3 than in Q2 – and 8.3%
higher than the same period last year
In 2025 Q3, the average transaction price
of a three-bed semi-d home across the
cities was €402,148
Transaction prices in the cities are now
51% above their pre-covid levels – and
98% higher than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
Daft.ie House Price Report Q3 2025 | Other Cities
26
Volume of housing market transactions in four
major cities, by quarter and segment
There were a total of 1,074 market
transactions in the four cities in the
second quarter of 2025 – a fall of 10.8%
on the same quarter a year earlier
The volume of second-hand homes
traded was 8.7% lower than a year
previously – the fourth quarter in a row
of falling activity in the second-hand
market
The volume of transactions in the four cities was 11% lower in 2025 Q2
than a year previously
Note: Transactions for cities other than Dublin are based principally on the Eircode included in
the transaction – newly-built homes may be particularly prone to missing Eircodes..
Second-HandNew
Daft.ie House Price Report Q3 2025 | Other Cities
27
Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Rest of Leinster
Q3 2025
Daft.ie House Price Report
List prices in Leinster (excluding Dublin) rose by an average of 7.2% in
the year to September 2025
Sales prices in Leinster (outside Dublin)
were 1.6% higher in the third quarter
than three months earlier – and 7.2%
higher than a year ago
The average price of a three-bed
semi-detached property in Q3 was
€361,499
Prices in the province are now 45%
above their pre-covid levels and 8%
below their Celtic Tiger peak
Index of listed housing prices, Leinster
(Mix-adjusted, 2016 =100)
Daft.ie House Price Report Q3 2025 | Rest of Leinster
29
There were a little over 2,800 homes for sale in Leinster (outside Dublin)
on September 1st – down 5% on a year ago
On September 1st, there were a total of
2,825 second-hand homes for sale in
Leinster, down 5% on the same date a
year previously
Availability is now less than half the
2015-2019 average, when there were
typically close to 6,000 homes for sale at
any one time
The total number of second-hand homes
put up for sale in Leinster in the year to
August was roughly 13,400, down 3%
year-on-year and 12% below the
2015-2019 average
Stock of homes for sale and inflow/outflow,
Leinster (excl. Dublin), by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | Rest of Leinster
30
Meath Kildare Louth Wicklow Longford Offaly
3-bed semi-d €374 6.6% €405 7.0% €468 5.8% €322 1.3% €199 4.0% €270 5.0%
4-bed semi-d €429 8.6% €516 9.5% €619 5.9% €386 1.5% €234 14.5% €334 4.7%
2-bed detached €322 26.8% €321 2.2% €331 -23.5% €272 7.3%
3-bed detached €401 1.6% €420 3.8% €508 10.6% €398 12.4% €220 7.0% €311 15.1%
4-bed detached €560 5.7% €588 2.9% €728 9.7% €509 5.5% €304 2.8% €418 0.9%
5-bed detached €620 -5.2% €714 0.4% €915 14.5% €655 18.6% €327 -2.1% €468 3.7%
2-bed terraced €311 4.2% €350 11.4% €382 4.4% €251 11.2%
3-bed terraced €354 9.1% €407 13.9% €434 1.6% €276 7.6% €189 18.2% €224 13.1%
4-bed terraced €463 7.0% €567 28.8% €760 22.5% €343 3.2%
1-bed apartment €212 -1.6% €252 25.6% €178 12.9%
2-bed apartment €256 7.5% €285 9.3% €395 15.9% €220 10.2% €143 13.1% €179 9.8%
3-bed apartment €329 6.5% €398 17.9% €464 13.6% €268 5.9%
Snapshot of average listed price, by market and segment
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Rest of Leinster
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
31
Westmeath Laois Carlow Kilkenny Wexford
3-bed semi-d €297 5.4% €295 14.8% €281 5.3% €309 8.8% €294 5.5%
4-bed semi-d €358 8.4% €346 6.0% €306 1.0% €386 6.1% €356 11.3%
2-bed detached €163 -14.0% €225 23.1% €227 2.4% €226 -15.1%
3-bed detached €325 13.3% €313 9.8% €321 1.6% €313 4.0% €344 7.2%
4-bed detached €452 9.4% €440 9.8% €402 2.3% €525 17.5% €457 5.0%
5-bed detached €519 13.0% €568 14.3% €473 -2.6% €678 2.8% €546 4.0%
2-bed terraced €252 26.6% €210 7.6%
3-bed terraced €275 -1.6% €280 24.8% €232 3.8% €277 3.8% €252 11.0%
4-bed terraced €293 3.9%
1-bed apartment €175 17.8% €154 3.3%
2-bed apartment €227 4.9% €182 2.7% €184 0.4% €228 -0.9% €201 4.8%
3-bed apartment €273 18.6%
Snapshot of average listed price, by market and segment
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Rest of Leinster
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
32
Daft.ie House Price Report Q3 2025
Early figures suggest transaction prices in Leinster rose by 8.7%
between 2024 Q3 and 2025 Q3
Index of transacted housing prices,
Leinster (mix-adjusted, 2016=100)
According to transactions in the Property
Price Register matched to the Daft.ie
database, transaction prices were 2.2%
higher in 2025 Q3 than in Q2 – and 8.7%
higher than the same period last year
In 2025 Q3, the average transaction price
of a three-bed semi-d home in Leinster
was €359,327
Leinster transaction prices are now 55%
above their pre-covid levels – and 98%
higher than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
Daft.ie House Price Report Q3 2025 | Rest of Leinster
33
Volume of housing market transactions in
Leinster, by quarter and segment
There were a total of 4,176 market
transactions in Leinster (outside Dublin)
in the second quarter of 2025 – a fall of
1.3% on the same quarter a year earlier
The volume of second-hand homes
traded was 1% higher than a year
previously – following six quarters of
falling activity
However, transactions of new homes
fell by 6.4% year-on-year – the fourth
quarter in six with falling new homes
activity
The volume of transactions in Leinster was 1.3% lower in 2025 Q2 than a
year ago – with a fall in new homes sold
Second-HandNew
Daft.ie House Price Report Q3 2025 | Rest of Leinster
34
Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Munster (outside cities)
Q3 2025
Daft.ie House Price Report
List prices in Munster (outside the cities) rose by an average of 5% in the
year to September 2025
Sales prices in Munster (outside the
three cities) were 0.1% higher in the
third quarter than three months earlier
– and 5.0% higher than a year ago
The average price of a three-bed
semi-detached property in Munster in
Q3 was €297,996
Prices in the province are now 49%
above their pre-covid levels and 6%
below their Celtic Tiger peak
Index of listed housing prices, Munster
(Mix-adjusted, 2016 =100)
Daft.ie House Price Report Q3 2025 | Munster (outside cities)
36
There were fewer than 2,500 homes for sale in Munster on September
1st – largely unchanged on a year ago
On September 1st, there were a total of
2,457 second-hand homes actively for
sale in Munster (outside the cities), down
1% on a year ago
Availability is now only one third (35%)
of its 2015-2019 average, when 7,000
homes were for sale
The total number of second-hand homes
put up for sale in Munster in the year to
August was 8,500, up 2% year-on-year
but one quarter below the 2015-2019
average
Stock of homes for sale and inflow/outflow,
Munster (excl. cities), by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | Munster (outside cities)
37
Waterford
Kerry
Cork
Clare
Limerick
Tipperary
3-bed semi-d €324 4.7% €299 13.5% €327 2.9% €295 3.8% €270 3.6% €252 7.5%
4-bed semi-d €409 1.0% €311 0.6% €419 4.9% €316 2.8% €335 6.5% €324 17.0%
2-bed detached €246 16.5% €210 -6.0% €255 12.6% €196 3.4% €169 -2.0% €207 32.1%
3-bed detached €360 12.1% €318 13.4% €355 11.5% €294 1.7% €282 3.4% €279 3.4%
4-bed detached €517 -0.3% €426 9.2% €498 6.7% €440 8.1% €398 3.7% €414 8.0%
5-bed detached €595 3.0% €517 7.0% €576 6.3% €460 -0.6% €448 5.0% €502 20.9%
2-bed terraced €207 6.4% €217 8.6% €228 11.4% €219 31.5% €178 23.2%
3-bed terraced €235 0.8% €257 11.5% €291 9.0% €227 8.1% €270 9.6% €211 16.7%
4-bed terraced €313 5.4% €233 7.8%
1-bed apartment
2-bed apartment €233 -3.8% €228 5.3% €213 -0.9% €188 6.9% €179 26.6%
3-bed apartment €256 6.6%
Snapshot of average listed price, by market and segment
(ex-city) (ex-city) (ex-city)
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Munster (outside cities)
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
38
Early figures suggest transaction prices in Munster rose by 7.9%
between 2024 Q3 and 2025 Q3
Index of transacted housing prices,
Munster (mix-adjusted, 2016=100)
According to transactions matched to the
Daft.ie database, transaction prices were
3% higher in 2025 Q3 than in Q2 – and
7.9% higher than the same period last
year
In 2025 Q3, the average transaction price
of a three-bed semi-d home in
Munster was €303,488
Transaction prices in Munster are now
64% above their pre-covid levels – and
123% higher than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
Daft.ie House Price Report Q3 2025 | Munster (outside cities)
39
Volume of housing market transactions in
Munster, by quarter and segment
There were a total of 2,783 market
transactions in Munster in 2025 Q2 – a
fall of 0.6% on the same quarter a year
earlier
The volume of second-hand homes
traded was 4.2% lower than a year
previously – the sixth quarter in a row of
falling activity
However, transactions of new homes
continue to rise, up 14% year-on-year –
with activity in Q2 over twice the level
seen in 2021
Transactions in Munster were largely stable in 2025 Q2 – with new
homes offsetting falling second-hand activity
New Second-Hand
Daft.ie House Price Report Q3 2025 | Munster (outside cities)
40
Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025 Daft.ie House Price Report Q3 2025
Q3 2025
Daft.ie House Price Report
Author Prof. Ronan Lyons
Connacht-Ulster (excluding Galway)
Q3 2025
Daft.ie House Price Report
List prices in Connacht-Ulster (excluding Galway) rose by an average of
8.7% in the year to September 2025
Sales prices in Connacht-Ulster (outside
Galway) were 1.8% higher in the third
quarter than three months earlier – and
8.7% higher than a year ago
The average price of a three-bed
semi-detached property in Q3 was
€248,925
Prices in the province are now 59%
above their pre-covid levels and 7%
below their Celtic Tiger peak
Index of listed housing prices, Connacht-Ulster
(Mix-adjusted, 2016 =100)
Daft.ie House Price Report Q3 2025 | Connacht-Ulster (excluding Galway)
42
There were almost 2,400 homes for sale in Connacht-Ulster on
September 1st – up 3% on a year ago
On September 1st, there were a total of
2,388 second-hand homes actively for
sale in Connacht-Ulster, up 3% on a year
ago
Despite the small increase, availability is
still less than two-fifth of the
2015-2019 average, when over 6,200
homes were live
The total number of second-hand homes
put up for sale in Connacht-Ulster in the
year to August was 7,600, up 3%
year-on-year but 15% below the
2015-2019 average
Stock of homes for sale and inflow/outflow,
Connacht-Ulster, by month
OutflowInflowStock (RHS)
Daft.ie House Price Report Q3 2025 | Connacht-Ulster (excluding Galway)
43
Galway
Mayo Roscommon Sligo
3-bed semi-d €301 15.2% €254 12.3% €238 19.4% €238 1.3%
4-bed semi-d €343 13.1% €284 10.7% €284 8.0% €272 -2.2%
2-bed detached €234 13.4% €171 11.6% €143 12.1% €162 -1.9%
3-bed detached €318 10.0% €247 15.8% €220 11.6% €279 11.7%
4-bed detached €430 7.6% €369 12.6% €321 4.4% €397 14.9%
5-bed detached €505 1.7% €493 8.9% €421 11.4% €578 26.4%
2-bed terraced €158 4.9% €176 0.8%
3-bed terraced €285 27.3% €235 16.0% €202 19.0% €206 14.3%
4-bed terraced €212 9.6%
1-bed apartment
2-bed apartment €233 21.1% €183 -2.6% €160 14.5%
3-bed apartment
Snapshot of average listed price, by market and segment
(ex-city)
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Connacht-Ulster (excluding Galway)
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
44
Leitrim Donegal Cavan Monaghan
3-bed semi-d €246 18.8% €206 9.5% €232 3.3% €279 25.7%
4-bed semi-d €259 13.2% €285 9.8% €262 0.6%
2-bed detached €149 10.6% €205 26.9% €196 45.9%
3-bed detached €204 0.9% €270 17.1% €226 0.9% €258 0.0%
4-bed detached €338 16.5% €384 8.8% €343 6.1% €350 7.7%
5-bed detached €401 18.6% €471 19.2% €422 13.0% €435 13.8%
2-bed terraced €166 -2.8% €142 -11.9% .. ..
3-bed terraced €196 27.5% €198 11.5% €208 9.2% €161 -0.5%
4-bed terraced €254 -3.4%
1-bed apartment
2-bed apartment €170 7.7% €154 8.9% €170 13.4%
3-bed apartment €276 19.5%
Snapshot of average listed price, by market and segment
Average listed prices are in 000s, percentage changes are year-on-year
Daft.ie House Price Report Q3 2025 | Connacht-Ulster (excluding Galway)
Note: Blank cells appear where the number of listings in a given region/segment
combination was too low to estimate average prices or percentage changes.
45
Early figures suggest transaction prices in Connacht-Ulster rose by
almost 10% between 2024 Q3 and 2025 Q3
Index of transacted housing prices,
Connacht-Ulster (mix-adjusted, 2016=100)
According to transactions matched to the
Daft.ie database, transaction prices were
3.1% higher in 2025 Q3 than in Q2 – and
9.9% higher than the same period last
year
In 2025 Q3, the average transaction price
of a three-bed semi-d home in
Connacht-Ulster was €242,420
Transaction prices in the region are now
74% above their pre-covid levels – and
148% higher than a decade ago
Note: Transactions are registered on the Property Price Register with a lag. Therefore,
index values, in particular for recent months, should be considered as provisional.
Further, matching requires entry of the Eircode in the PPR – properties without an
Eircode may not be matched.
| Connacht-Ulster (excluding Galway)
46
Volume of housing market transactions in
Connacht-Ulster, by quarter and segment
There were a total of 2,079 market
transactions in Connacht-Ulster in 2025
Q2 – a rise of 4.9% on the same quarter
a year earlier
The volume of second-hand homes
traded was 2.7% lower than a year
previously – the eighth quarter in a row
of falling sales
However, transactions of new homes
soared by 68% year-on-year – the
second quarter in a row of substantial
increases in activity
Transactions in Connacht-Ulster rose by 5% in 2025 Q2 – with a rise new
homes sold offsetting a fall elsewhere
Second-HandNew
Daft.ie House Price Report Q3 2025 | Connacht-Ulster (excluding Galway)
47
About the Report
The goal of the Daft Report is to use this information to help all actors in the property
market make informed decisions about buying, selling and renting. In addition, because it
is freely available, the Daft Report can help inform the media, the general public and
policymakers about the latest developments in the property market.
This is the Daft.ie House Price Report, the partner to the Daft.ie Rental Report, which will
be issued next month. Together, they give house-hunters and investors more information
to help them make their decisions. These twin reports mean that Daft.ie is the only
objective monitor of trends in both rental and sales markets on a quarterly basis, making
the report an essential barometer for anyone with an interest in the Irish property market.
The Daft Report was first launched in 2005. It has since then become the definitive
barometer of the Irish rental market and is being used by the Central Bank, mortgage
institutions, financial analysts and the general public alike. The Daft.ie House Price report is
Ireland’s longest-running house price report, combining information from the Daft.ie
archives with data from Ireland’s Residential Property Price Register.
About Daft.ie
Daft.ie is Ireland’s leading property website. Since its founding in 1997, it has grown to
become the go-to destination for buyers, sellers and renters across the country.
Each month, Daft.ie connects over 2.5 million unique users, with more than 8.6 million
visits. This makes Daft.ie the biggest and most trusted property website in Ireland.
Methodology and Sample Size
The report is structured to give consistent national and regional series of a range of key
metrics, including: transaction prices; the stock and flow of second-hand listings; a
snapshot of prices by property type and location; listed prices; and transaction volumes.
The country is broken into five regions throughout: Dublin; the four other major cities
(Cork, Galway, Limerick and Waterford); Leinster; Munster; and Connacht-Ulster.
Quantity measures (stock/flow and transactions) are based on the Daft.ie database and
the Property Price Register, respectively, with city-level totals for transactions (other than
Dublin) based on PPR transactions matched, via Eircode, to their original Daft.ie listing.
Price measures fall into two categories: listed prices and transacted prices, as well as
‘market heat’, the difference between the two. For both sets of indices, similar methods
are applied, specifically hedonic price regressions, using a dwelling’s segment
(combination of size, type and location), energy efficiency, age, site size, and [from 2015
on] internal condition (generated by processing the text of the ad in a large-language
model). A ‘rolling windows’ approach is applied throughout, with nine quarters of data
used to generate monthly indices. Transacted price indices come from PPR transactions
matched, via Eircode and/or address, to the initial daft.ie listing.
Disclaimer
The Daft.ie Report is prepared from information that we believe is collated with care, but
we do not make any statement as to its accuracy or completeness. We reserve the right
to vary our methodology and to edit or discontinue the indices, snapshots or analysis at
any time for regulatory or other reasons. Persons seeking to place reliance on any
information contained in this report for their own or third party commercial purposes do
so at their own risk.
Credits
Economic Analysis: Ronan Lyons & Tom Gillespie.
Marketing and Communications: Laura Barry & Cara Daly.
Layout and Design: Kevin Gannon
As Daft.ie celebrate 20 years of leading market analysis, the Daft.ie Report has been
revamped and extended, to put more information at the fingertips of buyers, sellers and
others interested in the housing market.
This includes cutting-edge methods applied both to transaction prices (based on the
Property Price Register) and listed prices (based on the Daft.ie database), as well as stock
available to buy, the number of transactions, market heat and a range of other metrics.
Celebrating 20 Years of the Daft.ie Property Reports
48
Daft.ie House Price Report Q3 2025
Coming next:
The Daft.ie Rental Report Q3 2025
The Daft.ie Rental Report will be published in November and will include a review
of the performance of Ireland’s rental market, plus all the usual indices,
snapshots, trends and rental yield analysis, providing analysts, tenants, landlords,
students and the public with the most up-to-date information on Ireland’s rental
market. All data is Copyright © Daft Media Limited. The information contained in
this report may only be reproduced if the source is clearly credited.
Please contact Daft.ie at support@daft.ie for further information.